268 Chestnut St · Oneonta, NY 13820

$182,000

4 bd · 2.0 ba · 2,136 sqft · MultiFamily public records · 132 Days on market

Built 1900 Fair condition 4,356 sqft lot $85/sqft · 40% below area Est $303k · 40% under

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Looking for a nice Owner Occupied in Oneonta? We've got you covered. This sweet 2 unit would make the perfect set up for that or for an investment. First floor has living room, dining room spacious kitchen, 2 bedrooms and a full bath. Another small room off the bath that could be used as an office, den or extra storage. Upstairs unit has living room, dining room, kitchen, 2 bedrooms and a bath. 2nd floor also has a nice covered balcony off the back to enjoy the outdoors. First floor has a large covered front porch and back porch as well. Come take a look and see if this might be the perfect fit for you.

Key facts

• Up and down duplex
• Mu-2 zoning district
• Bonus room

Tags

• UP AND DOWN DUPLEX
• BONUS ROOM
• IN UNIT WASHER AND DRYER
• GALLEY STYLE KITCHEN
• SHORT TERM RENTAL PERMIT
• MU-2 ZONING DISTRICT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $182k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive. Per door: $369/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $182k).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.3% in Oneonta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#253 in NY, #4,021 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime F, commute F.
• Oneonta City School District (town): math 46% / reading 57% proficiency, ranked #374 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 220 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

• ARV (median comp): $302,550
• List price: $182,000
• Delta: -39.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Miller St	0.55mi	5/2.0 (+1)	2,184 (+2%)	1mo	$160,000	$73	65
14 Ann St	0.69mi	5/2.0 (+1)	2,140 (+0%)	14mo	$179,900	$84	51
11 Gilbert St	0.65mi	4/2.0	2,056 (-4%)	15mo	$160,000	$78	51
30-32 High St	0.72mi	3/4.0 (-1)	2,066 (-3%)	1mo	$185,000	$90	47
16-18 Brook St	0.98mi	5/2.0 (+1)	2,000 (-6%)	6mo	$140,000	$70	45
34-36 Cliff St	0.65mi	4/4.0	2,544 (+19%)	3mo	$220,000	$86	34
18 W Broadway	0.51mi	3/2.0 (-1)	1,755 (-18%)	15mo	$175,500	$100	33
62 Church St	0.92mi	3/3.0 (-1)	1,738 (-19%)	23mo	$180,000	$104	12

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.87×
• Total profit: $146,271
• Equity at exit: $163,960

10-year hold

• IRR: 32.1%
• Equity multiple: 8.73×
• Total profit: $394,034
• Equity at exit: $353,586

Cash invested: $50,960 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $220,000 ($105/sqft)
• Median days on market: 99 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +35.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13820

• Home prices YoY: 22.7%
• Active inventory: 220
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$954
• Tax from tax record: −$376 /mo · $4,517/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $738

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,716
Total (2 units)			$2,715

Break-even live

Break-even rent $1,781

Max offer price $182,000

Occupancy floor 68%

Sensitivity live

Price	-10% $841	-5% $790	+0% $738	+5% $687	+10% $635
Rent	-10% $524	-5% $631	+0% $738	+5% $845	+10% $953
Rate	-1.0pp $830	-0.5pp $784	base $738	+0.5pp $691	+1.0pp $643

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $45,500
• Closing costs: $5,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Chestnut St Unit 7 Oneonta, NY	1.0	1.0	800	$1,350	$1.69	0d	1	0.11mi
17 Fonda Ave Unit second Oneonta, NY	3.0	1.0	—	$1,450	—	44d	1	0.41mi
17 Fonda Ave Oneonta, NY	3.0	1.0	—	$1,450	—	43d	1	0.41mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	25d	1	0.47mi
119 River St Apt 2 Oneonta, NY	2.0	1.0	650	$1,100	$1.69	36d	1	0.51mi
5 Hubbell Ave Unit 2 Oneonta, NY	2.0	1.5	—	$1,350	—	0d	1	0.58mi
2 Cliff St Apt C Oneonta, NY	2.0	1.0	450	$1,000	$2.22	0d	1	0.62mi
406 Chestnut St #2 Oneonta, NY	1.0	1.0	—	$875	—	1d	1	0.68mi
1 Birch St Unit 1 Oneonta, NY	3.0	1.0	750	$1,300	$1.73	0d	1	0.83mi
6 Market St Oneonta, NY	2.0	1.0	400	$1,500	$3.75	0d	1	0.86mi
43 Spruce St Oneonta, NY	1.0	1.0	600	$1,000	$1.67	5d	1	0.99mi
49 Center St Oneonta, NY	1.0	1.0	600	$1,200	$2.00	33d	1	1.02mi
49 Center St Apt 1 Oneonta, NY	3.0	1.0	1200	$1,600	$1.33	0d	1	1.02mi
65 Ford Ave Oneonta, NY	3.0	1.0	861	$1,600	$1.86	0d	1	1.07mi
34 Pine St #1 Oneonta, NY	2.0	1.0	800	$1,300	$1.62	0d	1	1.27mi
37 Grand St Oneonta, NY	1.0	1.0	500	$1,050	$2.10	32d	1	1.27mi
7 State St #1 Oneonta, NY	1.0	1.5	—	$1,500	—	0d	1	1.37mi
44 East St Oneonta, NY	3.0	2.0	1521	$1,700	$1.12	5d	1	1.38mi

Property features AI

Finance

• Other: Two-unit propertyTwo total units with separate electric meters for each unit and one shared gas meter
• Financial info: Owner pays electricity and heatRent includes electricity and heatOperating expense details: see remarks

Exterior

• Parking: Two or more parking spaces
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 2-story buildingVinyl sidingResale property
• Construction: Vinyl siding constructionExisting (previously built)
• Exterior features: DeckIrregular residential lot51 x 93 lot dimensionsCity street frontage

Interior

• Flooring: CarpetHardwoodLaminateVinylMixed/varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingBaseboard heatingHot water heating
• Interior features: Full basement
• Laundry & utility: Washer hookupGas water heater

Listing history 50 events

1. 2026-10-31
   days on market $182,000 Active 132 DOM
2. 2026-10-30
   days on market $182,000 Active 131 DOM
3. 2026-10-29
   days on market $182,000 Active 130 DOM
4. 2026-10-28
   days on market $182,000 Active 129 DOM
5. 2026-10-27
   days on market $182,000 Active 128 DOM
6. 2026-10-26
   days on market $182,000 Active 127 DOM
7. 2026-10-25
   days on market $182,000 Active 126 DOM
8. 2026-10-24
   days on market $182,000 Active 125 DOM
9. 2026-10-23
   days on market $182,000 Active 124 DOM
10. 2026-10-22
    days on market $182,000 Active 123 DOM
11. 2026-10-21
    days on market $182,000 Active 122 DOM
12. 2026-10-20
    days on market $182,000 Active 121 DOM
13. 2026-10-19
    days on market $182,000 Active 120 DOM
14. 2026-10-18
    days on market $182,000 Active 119 DOM
15. 2026-10-17
    days on market $182,000 Active 118 DOM
16. 2026-10-16
    days on market $182,000 Active 117 DOM
17. 2026-10-15
    days on market $182,000 Active 116 DOM
18. 2026-10-14
    days on market $182,000 Active 115 DOM
19. 2026-10-13
    days on market $182,000 Active 114 DOM
20. 2026-10-12
    days on market $182,000 Active 113 DOM
21. 2026-10-11
    days on market $182,000 Active 112 DOM
22. 2026-10-10
    days on market $182,000 Active 111 DOM
23. 2026-10-09
    days on market $182,000 Active 110 DOM
24. 2026-10-08
    days on market $182,000 Active 109 DOM
25. 2026-10-07
    days on market $182,000 Active 108 DOM
26. 2026-10-06
    days on market $182,000 Active 107 DOM
27. 2026-10-05
    days on market $182,000 Active 106 DOM
28. 2026-10-04
    days on market $182,000 Active 105 DOM
29. 2026-10-04
    days on market $182,000 Active 104 DOM
30. 2026-10-02
    days on market $182,000 Active 103 DOM
31. 2026-10-01
    days on market $182,000 Active 102 DOM
32. 2026-09-30
    days on market $182,000 Active 101 DOM
33. 2026-09-29
    days on market $182,000 Active 100 DOM
34. 2026-09-28
    days on market $182,000 Active 99 DOM
35. 2026-09-27
    days on market $182,000 Active 98 DOM
36. 2026-09-26
    days on market $182,000 Active 97 DOM
37. 2026-09-25
    days on market $182,000 Active 96 DOM
38. 2026-09-24
    days on market $182,000 Active 95 DOM
39. 2026-09-23
    days on market $182,000 Active 94 DOM
40. 2026-09-20
    days on market $182,000 Active 91 DOM
41. 2026-09-19
    days on market $182,000 Active 90 DOM
42. 2026-09-18
    days on market $182,000 Active 89 DOM
43. 2026-09-17
    days on market $182,000 Active 88 DOM
44. 2026-09-16
    days on market $182,000 Active 87 DOM
45. 2026-09-15
    days on market $182,000 Active 86 DOM
46. 2026-09-14
    days on market $182,000 Active 85 DOM
47. 2026-09-13
    days on market $182,000 Active 84 DOM
48. 2026-09-12
    days on market $182,000 Active 83 DOM
49. 2026-09-11
    pricedays on market $182,000 Active 82 DOM
50. 2026-09-05
    days on market $193,500 Active 76 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,517 · $376/mo
• Projected year-2 tax: $4,517 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,580
• − Mortgage interest: −$10,195
• − Property taxes: −$4,517
• − Insurance: −$910
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$5,295
• Taxable income: $6,451
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $7,310/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $53,400–$96,120 screening

This multi-family property requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen, bathrooms, and HVAC system. Modernizing these spaces will significantly increase its value for both resale and rental purposes.

Repairs flagged

• Minor kitchen countertops — The patterned countertop could be replaced with a more modern material.
• Minor bathroom flooring — The worn flooring in the bathrooms could be replaced with a more durable material.
• Moderate HVAC condensers — The satellite image shows the condensers need cleaning or maintenance.

Value-add opportunities

• Both Modernize kitchen with new countertops and appliances — A modern kitchen will attract more buyers and renters, increasing both resale and rental value. ↑
• Both Replace worn flooring in bathrooms — New flooring will improve the appearance and functionality of the bathrooms, enhancing both resale and rental appeal. ↑
• Both Paint interior walls — Fresh paint will brighten the interior and make the home more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Greater Plains Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

Schools (NCES district)

• District: Oneonta City School District
• NCES district ID: 3621780
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $41,631
• Composite: 43.19/100
• National rank: #3066
• State rank: #374 of 590 in NY

B Composite livability gradescore 75/100

Livability — Oneonta

• Score: 75/100
• State rank: #253
• US rank: #4021

Category grades

Amenities C- Commute F Cost of living B+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneonta, NY
• County: Otsego County · 57,987 people
• City population: 23,056
• Metro: Oneonta, NY
• Population (ZIP): 23,056
• Household income: $65,953
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 10% of renters

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Population outlook (Otsego County) Hauer SSP2

• Today (2025): 57,987 people
• By 2030: 55,403 · -4.5%
• By 2040: 50,336 · -13.2%
• By 2050: 45,715 · -21.2%
• By 2075: 38,769 · -33.1%
• By 2100: 33,468 · -42.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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Political lean MEDSL · Otsego

• 2024 margin: Lean R (+7.9) · D 46.1% · R 53.9%
• 2008→2024 swing: -13.8pp toward R · 2008: 5.9pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+5.0 2016: R+13.0 2012: D+2.0 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 67.86%
• Current HPI: 366.3391
• Rent YoY: —
• Metro: Oneonta, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Property features AI

Finance

• Other: Two-unit propertyTwo total units with separate electric meters for each unit and one shared gas meter
• Financial info: Owner pays electricity and heatRent includes electricity and heatOperating expense details: see remarks

Exterior

• Parking: Two or more parking spaces
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 2-story buildingVinyl sidingResale property
• Construction: Vinyl siding constructionExisting (previously built)
• Exterior features: DeckIrregular residential lot51 x 93 lot dimensionsCity street frontage

Interior

• Flooring: CarpetHardwoodLaminateVinylMixed/varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingBaseboard heatingHot water heating
• Interior features: Full basement
• Laundry & utility: Washer hookupGas water heater

Price history

+332.0% since first listed

8 events — show timeline

• 2026-06-21 Listed $193,500 UNYREIS
• 2021-11-01 Sold (Public Records) $128,000 Public Records
• 2021-10-08 Sold (MLS) $128,000 UNYREIS
• 2021-04-05 Listed $149,900 UNYREIS
• 2020-09-01 Listed $149,900 UNYREIS
• 2002-09-24 Sold (Public Records) $49,000 Public Records
• 2001-07-05 Sold (Public Records) $33,000 Public Records
• 1997-03-05 Sold (Public Records) $44,790 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,517 · +5.6% YoY. Source: county tax records.